63 Berkshire Rd · Sicklerville, NJ 08081

$235,000

3 bd · 1.0 ba · 1,162 sqft · Townhouse · 6 Days on market

Built 1978 4,299 sqft lot Est $207k · 14% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling Local Investors 3 Bedroom with a large Eat In Kitchen in Brittany Woods New Roof put needs finishing Well Worth a look. Bring your offer, Property Sold As Is with buyer responsible for any and all Lender and/or Township required repairs and inspections including the C.O.!!!

Key facts

• Large eat-in kitchen
• End-unit townhome
• Ceiling fans

Tags

• END-UNIT TOWNHOME
• LARGE EAT-IN KITCHEN
• OVERSIZED FENCED BACKYARD
• CEILING FANS
• OUTDOOR SPACE
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Two driveway spaces; On-street parking; Concrete driveway; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for heating and hot water
• Home design: End of row townhouse; Estimated year built
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Fully fenced yard; Lot dimensions approximately 43 x 100

Interior

• Kitchen: Refrigerator; Electric oven/range; Dishwasher; Microwave
• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: Drywall walls and ceilings; Estimated living area
• Laundry & utility: Washer and dryer (upper floor hookups)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (2.1% below list).
• Recommended offer: $230k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.7% in Sicklerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $235k implies a 787% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,154 (2.1% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $206,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Edinshire Rd	0.25mi	3/1.0	1,162 (0%)	6mo	$175,000	$151	84
61 Edinshire Rd	0.22mi	3/1.0	1,162 (0%)	9mo	$200,000	$172	82
61 Berkshire Rd	0.01mi	3/1.0	1,050 (-10%)	3mo	$215,000	$205	81
3 Wilshire Rd	0.08mi	3/1.0	1,250 (+8%)	7mo	$222,750	$178	78
155 Hampshire Rd	0.22mi	3/1.0	1,250 (+8%)	2mo	$195,000	$156	76
14 Berkshire Rd	0.05mi	2/1.0 (-1)	1,050 (-10%)	6mo	$206,000	$196	72
69 Edinshire Rd	0.20mi	2/1.0 (-1)	1,050 (-10%)	3mo	$215,000	$205	67
20 Hampshire Rd	0.41mi	3/1.5	1,250 (+8%)	9mo	$217,000	$174	59
38 Noble Rd	0.61mi	3/1.0	1,248 (+7%)	2mo	$215,000	$172	57
111 Presidential Dr	0.55mi	3/1.0	1,248 (+7%)	7mo	$185,000	$148	56
41 Noble Rd	0.59mi	3/1.0	1,248 (+7%)	7mo	$225,000	$180	54
51 Noble Rd	0.60mi	3/1.5	1,276 (+10%)	2mo	$250,000	$196	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,686
• Equity at exit: $35,039

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $9,220
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08081

• Rents YoY: 3.4%
• Active inventory: 329
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $274

Break-even live

Break-even rent $1,955

Max offer price $235,000

Occupancy floor 83%

Sensitivity live

Price	-10% $407	-5% $341	+0% $274	+5% $208	+10% $141
Rent	-10% $92	-5% $183	+0% $274	+5% $365	+10% $456
Rate	-1.0pp $392	-0.5pp $334	base $274	+0.5pp $213	+1.0pp $151

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	0.09mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	0.17mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	1d	1	0.20mi
55 Presidential Dr Sicklerville, NJ	3.0	1.5	1332	$2,500	$1.88	4d	1	0.58mi
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	17d	1	0.62mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	1d	1	0.66mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	24d	1	0.85mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	17d	1	0.85mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	1d	1	1.00mi
423 Sonora Ln Sicklerville, NJ	2.0	1.5	1292	$2,400	$1.86	1d	1	1.03mi
2403 Beacon Hill Dr Sicklerville, NJ	2.0	2.5	1248	$2,650	$2.12	1d	1	1.26mi

Listing history 6 events

1. 2026-06-18
   days on market $235,000 Active 6 DOM
2. 2026-06-17
   days on market $235,000 Active 5 DOM
3. 2026-06-16
   days on market $235,000 Active 4 DOM
4. 2026-06-15
   days on market $235,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $235,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,566 · $214/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$1,642/yr (+$137/mo · 64.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,618
• − Mortgage interest: −$13,164
• − Property taxes: −$2,566
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$6,836
• Taxable loss: −$542
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $3,419/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gloucester Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sicklerville, NJ
• County: Camden County · 407,624 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 50,264
• Household income: $105,800
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 979.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Black 34% Two or more races 9% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -176.48%
• Current HPI: 303.1017
• Rent YoY: ▲ 3.41%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+412.0% since first listed

13 events — show timeline

• 2026-06-12 Listed $235,000 BRIGHT MLS
• 2014-11-21 Sold (MLS) $26,500 BRIGHT MLS
• 2014-11-21 Sold (MLS) $26,500 TREND
• 2014-10-28 Pending — TREND
• 2014-10-27 Listing Removed — BRIGHT MLS
• 2014-10-04 Listed $28,900 TREND
• 2014-10-03 Listed $28,900 BRIGHT MLS
• 2010-02-08 Listing Removed — BRIGHT MLS
• 2009-11-13 Listed $85,000 BRIGHT MLS
• 2003-05-30 Sold (Public Records) $42,000 Public Records
• 2002-04-20 Listing Removed — BRIGHT MLS
• 2000-09-26 Listed $64,900 BRIGHT MLS
• 1982-08-01 Sold (Public Records) $45,900 Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,566 · +1.9% YoY. Source: county tax records.